"What's easier to sell these days" you ask? Well (as we have explored many times before) the answer is what has always been easier(est) to sell:

Properties that meet the true **needs** of people (the steak) rather then overwhelming sales efforts pushing all the incidentals and accessories to that need (the sizzle).

The steak?
Schools and other Public Services balanced against a reasonable tax structure to support them. It's not that complicated.

Once you get this elemental basic accomplished then (and only then) can we get into the other decision factors: structure and floor plan design and lifestyle amenities and of course family budget factors.

Sure, MrRational. Though I've certainly heard a lot of buyers say, "I'm specifically looking for a single-family house with a yard," or "a condo so I don't have to mow," or something along those lines. So the type of home does play a factor, too.

Good to see you again!

Hi Jamie,
I'm touring out in the west... very possibly moving out here.

On Point: The examples you cite in your response have been addressed by me as subservient issues.

However "nice" that fenced yard may be... having the good school down the street must come first. (Well, at least for most rational people).

And as such, that rational and responsible family will put Fido on a chain in the yard they still have to mow or shoehorn the kids into too few bedrooms or pay a too high (but tax deductible!) mortgage rather than private tuition... for the ten years or so it takes to get the kids through school.

My starting point is that most home buyers (and 99% of first time buyers) have school age kids in addition to the investment risk issues to be rational and responsible about.

Beware people of the Corian this and stainless steel that... and focus on the true basics: get the worst house in the best neighborhood you can afford and get those kids into that good school and then get involved with the PTA and Rec Council sports.. the whole suburban nine yards.

And if you can't afford to buy there? Then rent until you can. There are a LOT of good reasons to rent.

Very sensible advice. (Of course, some parents of school-age children would rather have an urban experience than a suburban one, wherever that urban area might be, but it still behooves them to give more thought to the neighborhood and services than to the countertops in the home they're considering.)

I beg to differ from Mr. Rational. While on the surface of it, the argument appears rational. :-) In practice, people are not making the computations properly. Good public schools only is worth so much. It does not justify housing costs beyond a certain point. If you examine the total mortgage costs, transportation costs. A house in the city and private schools appears cheaper than the "rational" decision that's Howard county.

This all assumes that you don't have 4-6 kids. Nothing will help you there.

Just to make it more concrete, for 2 kids and 12 years of private schools at 15k a year per kid means 360k total educational costs. A 4 bedroom in Howard is going to run you close to 600k. In the city, say 400k. 30 yr mortgage at 5% and 20% down are the assumptions. The bottom line, in the county, total cost is 1.05M including interest. In the city, it's 700k. Pretty even if you ask me.

So it really does come down to a personal choice.

I'm always fascinated by discussions about value, semiconscious, so thanks for bringing in a counter argument. Out of curiosity, did you factor property taxes into the equation? (Kind of difficult to do, I know, because you'd have to try to account for a changing assessment value over time.)

I'm glad you mention property taxes because it's an important point. For the equivalent house city taxes are much higher. However if you work in the city and drive to the county, this difference is partly made up by the cost of gas. Also I value my time much more. If there's an extra 2hrs I can spend exercising or spend it with friends and family. I don't want to waste it commenting.

The city has a lot of problems. That's for sure. But instead of running to the county, why not stay and make an effort to change things? Instead of following the herd, why not think about the best solution and do your part to make it happen? That's the real question.

I definitely think people should think broadly about what they want from life before they choose a home. A lot of people end up somewhere they thought they wanted to be, only to discover that it doesn't suit them (long commute, etc.).

We are looking specifically for a single-family house and will not settle for a townhouse or a condo. In the past few years I've had enough of our neighbors, their noise and smell and stuff. I don't want to share the walls with anyone ever again! By the way, reading the recent article about the bed bugs just makes me want to move immediately.

And I agree with semiconscious - the schools are not always worth it. You can buy a better/bigger house in AA county and have money left over to pay private tuition vs. buying in HW county, for example. And the result might even be better in private school. Commute and crime are also big factor. So it's not just all schools.

Jamie, you might also want to explore the question of different home styles. For example, I just don't understand why there are so many "splits" (split level and split foyer) in MD. What's up with that? These styles are just awful and, by the way, I definitely see them selling slower.

Good article and commentary. It all comes down to your preferences. Most people leave the city because they want a yard, more house, and less property taxes with better services and schools. Jamie, I think I heard the quote from you, but it was something like, "Anne Arundel County, twice the services and half the costs of the city". I live in the city and can buy a house almost double in size for the same mortgage in AA because of the taxes. It's crazy. Plus, I can send my kids to a MUCH better school when they are of age.

Interesting perspective semiconscious, but I do not agree with "But instead of running to the county, why not stay and make an effort to change things?". Good luck making changes in this City, I have been trying for years to make some quality of life changes in my neighborhood and nobody cares. Plus, city leadership is severely lacking to make the necessary changes. I like your attitude though.

M, it wasn't me who said Anne Arundel has twice the services and half the costs -- I try to avoid opinionizin', for one, but also I realize that people don't all want the same things from the places where they live. (Some things are a given, like safety, but other things -- like commute length and walkability -- will really vary.)

Hmmm, interesting that someone said homes in the City don't have space or yards. I have a 3br duplex in NBalt, corner lot with wraparound yard, garage, appx 1800 sq ft. I would love to move to something that requires less maintenance but can't find smaller properties in safe, affordable areas in the City. I hate a long commute. Moving to a county would mean changing jobs. One thing I'm sick of is the vertical townhouse layout. Who wants to go up and down stairs for the rest of their life? My aging parents and pets can't handle it. The properties I like most are retirement communities - attached ranch layouts, small sq footage, minimal yard and maintenance. Alas, I am too young for them!

I'm glad you mention property taxes because it's an important point. For the equivalent house city taxes are much higher. However if you work in the city and drive to the county, this difference is partly made up by the cost of gas. Also I value my time much more. If there's an extra 2hrs I can spend exercising or spend it with friends and family. I don't want to waste it commenting.

The city has a lot of problems. That's for sure. But instead of running to the county, why not stay and make an effort to change things? Instead of following the herd, why not think about the best solution and do your part to make it happen? That's the real question.

Posted by: semiconsciou | July 29, 2010 11:37 AM

EXCELLENT POINTS

Echoes my thoughts exactly for that time in 4-5 years when me and my future wife have school age hellions. i want to stay in the city and make it work. You can see my fiancees office building from our yard, theres something to be said about not sitting in 95 traffic on friday afternoons

One final thought. Change is maybe easier than one thinks, it doesn't take endless lobbying of the city hall. It just takes a more balanced demographics. And that can be achieved with just enough people that think the city is the future.

In my lifetime, this has happened in NY, SF, Boston and DC. I think the trend is there.

It's all about your preferences. If you work in the city, than living in the city is better because of the commute. I have to commute out of the city and after 5 years of living down there, I'm personally ready for a move. I get why people like it in the City, because it's probably the same reasons why I moved there. I just personally want more room and can afford a bigger house to fit my needs for much cheaper than the city. I don't want my kids growing up in the city, but that is my personal opinion. The schools are a big point of concern for me as well. I wish you all the best of luck turning things around, I really do. The City is a great place and has such a bad reputation from people that have no clue.

Sorry, Jamie for falsely attributing a quote to you. I really meant that I read it on here, not necessary directly from you.

Understood, M. It's impossible to keep track of who says what with so many people weighing in!

Historically it has always been easiest to sell houses. They hold their value the best and this is especially true in tougher. However, in a time where nothing seems to be appreciating you can focus more on what works best for you personally and go after what appears to be the best deal.